16 ROCH BANK
MANCHESTER, GREATER MANCHESTER M9 8FL
Property details
Tenure
LEASEHOLD (245 years remaining on lease)
Floor area
146 m²
Council tax band
D
EPC rating
C
Last sold
£400,000 Jul 2025
Price per m²
£2,740/m²
Local average
£287,917 (+38.9%)
Deprivation
Decile 2 (4,718 of 33,755)
Street crime
0 incidents within 1 mile (May 2026)
Key features
- EXTENDED DETACHED FAMILY HOME
- 4 GOOD SIZE BEDROOMS
- EN SUITE TO MASTER BEDROOM
- SPACIOUS MODERN KITCHEN DINER WITH INTERGRATED APPLIANCES
- DRIVEWAY PARKING
- RECENTLY RE VAMPED REAR GARDEN
- SOUGHT AFTER M9 LOCATION
Additional details
- Parking
- Yes
- Garden
- Yes
Description
Upon entry, you're greeted by a spacious entrance hall, a charming front reception room, perfect for relaxation or hosting gatherings. Additionally, a dedicated playroom offers space for leisure activities.
Practicality meets convenience with a downstairs WC, enhancing daily living.
Ascending the stairs, discover four generously sized bedrooms, including a master bedroom with its own ensuite for added luxury and privacy. Outside, a driveway for two cars awaits at the front, while at the rear, a newly revamped garden boasts porcelain tiles and Astroturf grass, ensuring easy maintenance and a picturesque ambiance.
This property seamlessly blends modern elegance with functionality, offering a serene retreat for family living in a highly desirable location.
Call HomeDaze Estate Agents to arrange your viewing!
Listed by
Manchester
Danprop Ltd
Reference: 146419406
EPC Rating & Upgrade Cost
Current rating: C
Potential rating: B
Inspection date: 09/04/2024
Expiry date: 08/04/2034
Current heating cost: £1,328/year
Potential heating cost: £1,328/year
Est. upgrade cost to C: £4,500
Recommendations
- Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)
Flood risk
Zone: 1
Risk: Low
Job (default Low)
Floorplans
16 Roch Bank, MANCHESTER, Manchester,.jpg
EPC Graphs
EE Rating
FENSA Certificates
This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.
FENSA Certificate #5728373
Property Details
Street: 16 Roch Bank
Town: MANCHESTER
Postcode: M9 8FL
Installation Details
Items: 1 door
Certificate Issued: 02/06/2008
Work Completed: 29/04/2008
This certificate data was retrieved from FENSA's database
What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.
Price history
92% since 2015
| Event | Date | Price | % change |
|---|---|---|---|
| Sold | 23/07/2025 (11 months ago) | £400,000 | +92.3% |
| Sold | 06/03/2015 (11 years ago) | £208,000 | — |
Source: HM Land Registry Price Paid Data. Crown copyright.
Sold Comparables
Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.
| Address | Price | Date | Type |
|---|---|---|---|
| Same street 40 ROCH BANK, MANCHESTER, GREATER MANCHESTER, M9 8FL | £132,000 | 11/06/2025 | Flat |
| Same street 36 ROCH BANK, MANCHESTER, GREATER MANCHESTER, M9 8FL | £142,000 | 06/10/2023 | Flat |
| 11 ELLBOURNE ROAD, MANCHESTER, GREATER MANCHESTER, M9 8EU | £310,000 | 11/08/2023 | Detached |
| Same street 44 ROCH BANK, MANCHESTER, GREATER MANCHESTER, M9 8FL | £143,500 | 28/04/2023 | Flat |
| Same street 42 ROCH BANK, MANCHESTER, GREATER MANCHESTER, M9 8FL | £105,000 | 03/03/2023 | Flat |
| Same street 76 ROCH BANK, MANCHESTER, GREATER MANCHESTER, M9 8FL | £120,000 | 29/10/2022 | Flat |
| Same street 8 ROCH BANK, MANCHESTER, GREATER MANCHESTER, M9 8FL | £283,000 | 13/09/2022 | Terraced |
| 7 ELLBOURNE ROAD, MANCHESTER, GREATER MANCHESTER, M9 8EU | £280,000 | 13/09/2022 | Detached |
| 19 WATKINS DRIVE, PRESTWICH, MANCHESTER, BURY, GREATER MANCHESTER, M25 0DR | £350,000 | 01/09/2022 | Detached |
| 74 SHEEPFOOT LANE, PRESTWICH, MANCHESTER, BURY, GREATER MANCHESTER, M25 0DT | £370,000 | 09/06/2022 | Detached |
| Same street 32 ROCH BANK, MANCHESTER, GREATER MANCHESTER, M9 8FL | £100,000 | 16/03/2022 | Flat |
| Same street 70 ROCH BANK, MANCHESTER, GREATER MANCHESTER, M9 8FL | £105,000 | 03/12/2021 | Flat |
| Same street 92 ROCH BANK, MANCHESTER, GREATER MANCHESTER, M9 8FL | £111,000 | 12/11/2021 | Flat |
| 15 ELLBOURNE ROAD, MANCHESTER, GREATER MANCHESTER, M9 8EU | £292,000 | 23/07/2021 | Detached |
Street average: £137,944 (9 sales)
Area average: £320,400 (5 sales)
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): Manchester. Series: Detached. As of April 2026.
Rental Range
Estimated market rent for Manchester. Low = conservative, Realistic = average, Optimistic = best case.
Based on Local Authority from postcode lookup → Manchester.
LHA (30th percentile) floor for Central Greater Manchester: £1,346/mo (Apr 2025 – Mar 2026)
Location
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Bus stop | Bowker Vale, Blackley New Road / Middleton Road (Stop D) | 0.1 miles |
| Bus stop | Bowker Vale, Blackley New Road / Middleton Road (Stop C) | 0.1 miles |
| Shop | Budgens | 0.1 miles |
| Shop | Unknown | 0.3 miles |
| University | UCEN Manchester (City Campus) | 2.6 miles |
| Train station | Manchester Victoria | 2.7 miles |
| Train station | Clifton | 2.9 miles |
| University | University of Law | 3.2 miles |
| Hospital | Salford Gastric Bypass Surgery | 3.4 miles |
| Hospital | Shiv Lodge Medical Centre | 5.2 miles |
Street-level crime
| Category | Count |
|---|---|
| Total incidents | 0 |
Within 1 mile during May 2026. Source: data.police.uk (England & Wales).
Schools nearby
Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.
| Name | Type | Distance | Ofsted |
|---|---|---|---|
| Bowker Vale Primary School | Primary | 0.3 miles | Good — 11 Sep 2017 |
| Crab Lane Primary School | Primary | 0.6 miles | — (Inspected (no overall grade)) |
| Crumpsall Lane Primary School | Primary | 0.7 miles | Good — 8 Nov 2023 |
| Manchester Jewish School for Special Education | Other | 0.7 miles | Good — 19 Mar 2024 |
| The King David High School | Secondary | 0.7 miles | Requires improvement — 17 Jul 2023 |
Rental Comparables
Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.
| Title | Rent | Beds | Distance | As seen on |
|---|---|---|---|---|
| 4 Bed Semi-Detached House, Highclere Road, M8 | £1,700/mo | 4 | 0.42 miles | OpenRent |
| 4 Bed Flat, Polygon Road, M8 | £1,595/mo | 4 | 0.62 miles | OpenRent |
Average rent: £1,648/mo (2 listings)
Rent-driven metrics
Based on OpenRent comparables.
- Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
- Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
- Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
- Gross yield — Annual rent as % of purchase price (no costs).
- Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
- Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
- ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).